Oak Island is getting ready to rewrite the rulebook that shapes what can be built on the island and how rainwater is handled once it’s built. In October, the town put out a request for qualifications seeking consultants to help with a comprehensive update of its Unified Development Ordinance (UDO) and its Stormwater Management Ordinance (SMO). At the same time, the Planning Board has recommended a brand-new Commercial Waterfront zoning district, starting with the town-owned pier and event center property on Ocean Drive. Neither change is final yet, but both are worth understanding if you own on Oak Island or are thinking about buying there.
What Oak Island Is Updating
According to the town’s weekly newsletter, The CURRENT (Oct. 19, 2026 edition), Oak Island is looking for firms that can provide “research, analysis, stakeholder engagement, drafting of UDO/SMO text, graphics, mapping, and final document preparation.” The consultants would work with the town’s Development Services Department, and proposals are due by 4 p.m. on Nov. 30, 2026.
In plain terms, these two documents cover a lot of day-to-day homeowner territory:
- The Unified Development Ordinance is the town’s main land-use code. It typically covers zoning districts, allowed uses, setbacks, building height, lot coverage, parking, signs, and the steps for getting projects approved.
- The Stormwater Management Ordinance sets the rules for how new construction and redevelopment manage runoff, which matters a great deal on a low-lying barrier island where heavy rain and high tides can leave water standing in streets and yards.
The town hasn’t published draft language yet, so it’s too early to say exactly what will change. The RFQ itself calls for stakeholder engagement, which means residents and property owners should have chances to weigh in once a consultant is on board.
The New Commercial Waterfront District
The second piece of news is more specific. As Port City Daily reported on Oct. 30, 2026, the Oak Island Planning Board voted unanimously at its Oct. 27 meeting to recommend a new Commercial Waterfront district to Town Council. As recommended, the district would allow a short list of uses: restaurants without a drive-thru (including those with outdoor seating), bait and tackle, a commercial pier, and an event center. It does not include residential uses.
The board also recommended applying the district to the 801 Event Center and the 705 Ocean Drive pier complex, which were previously zoned commercial recreation. That follows Town Council’s October vote to deny rezoning those parcels to a broader commercial business district after neighbors raised concerns about uses like fuel stations, offices, and residences. Port City Daily noted that board members discussed whether the oceanfront and the Intracoastal Waterway side should eventually be treated differently, since there are marinas and restaurants along the ICW. Council still needs to hold a public hearing and vote.
What This Could Mean for Homeowners
Stormwater rules can affect renovations and rebuilds
If you’re planning to add on, replace a cottage, or build on a lot you already own, stormwater requirements can influence things like how much of the lot can be covered with impervious surfaces such as driveways, patios, and roofs, and whether you need features to hold or slow runoff. Any update could change those standards for future projects, so it’s smart to follow the process if you have plans for the next couple of years.
Zoning updates can shape the feel of your street
A UDO rewrite is also where towns revisit allowed uses, dimensions, and design standards. That can influence the look and pace of change in a neighborhood over time. Port City Daily also pointed out that a 2024 state law limits local governments from downzoning a property without the written consent of its owners, which is one reason towns are careful about how they write new rules.
The pier area stays focused on recreation and dining
For owners near the Ocean Drive pier complex, the recommended district keeps that property oriented toward family-friendly uses like fishing, dining, and events, rather than opening it to a wider range of commercial activity. Many buyers see a well-run pier and restaurant scene as an amenity, and the narrower list is meant to keep that character.
Tips for Buyers Looking at Oak Island Now
- Ask about current rules, not just future ones. Until any new ordinance is adopted, today’s UDO and stormwater ordinance still apply. If you’re buying a lot or a home you’d like to expand, check the current requirements with the town’s Development Services Department before you commit.
- Look closely at drainage. Visit after a heavy rain if you can, ask the seller about any standing water, and review the property’s flood zone and elevation information.
- Factor in flood insurance. Get a quote early in your due diligence so the cost doesn’t surprise you late in the process.
- Watch the public meetings. Town Council and Planning Board agendas are posted on the town website, and the hearing on the Commercial Waterfront district is the next step to watch.
Tips for Sellers
If you’ve already made drainage improvements, raised mechanical systems, or completed permitted additions, gather the paperwork. Buyers are paying more attention to how a property handles water, and clear records help. If a buyer asks what the ordinance updates mean for your home, the honest answer for now is that drafts haven’t been released yet, and the current rules still apply.
Frequently Asked Questions
Are Oak Island’s building and stormwater rules changing right now?
Not yet. The town is still selecting a consultant, with proposals due Nov. 30, 2026. Drafting, public input, and council adoption come later, so the current ordinances remain in effect for now.
Will the Commercial Waterfront district allow new homes or condos?
As recommended by the Planning Board, it does not include residential uses. Town Council still has to approve the district, and it could change the list of allowed uses over time.
Where can I follow the process?
The town’s website posts meeting agendas and its weekly newsletter, The CURRENT. Local outlets like Port City Daily and StarNews also cover Oak Island Planning Board and Town Council meetings.
Thinking About Buying or Selling on Oak Island?
Oak Island remains one of Brunswick County’s most livable beach towns, with year-round neighborhoods, a working pier, and easy access to Southport and Leland. If you’d like help sorting out what a property’s lot, flood zone, or future plans mean for you, contact Aspyre Collective and we’ll walk you through it.
